TOWN OF HILLSBOROUGH San Mateo County. Architecture and Design Review Board Approved Minutes

Transcription

1 TOWN OF HILLSBOROUGH San Mateo County Planning Office 1600 Floribunda Avenue (650) Hillsborough, CA Fax (650) CALL TO ORDER 4:06 PM Architecture and Design Review Board Approved Minutes Tuesday, October 04, 2016 at 4:00 pm Town Hall, 1600 Floribunda Avenue Community Room Boardmembers Present: Dr. Lionel Foster, Chair; Kathleen Egan, Alternate; Leonard Mezhvinsky; Nan Ryan; Jerry Winges Boardmembers Excused: Christian Huebner Staff Present: Elizabeth Cullinan, Director of Building & Planning; Tim Anderson, Building Official; Liz Ruess, Associate Planner Chair Foster introduced and welcomed the newly appointed Alternate Boardmember, Kathleen Egan APPROVAL OF MINUTES - A motion (Mezhvinsky / Winges) to approve the September 06, 2016 ADRB meeting minutes passed 4:0 WRITTEN/ORAL COMMUNICATIONS Chair Foster announced that anyone who wishes to submit written communication or speak to the Board about any item not on the agenda may do so at this time. It is, however, the Board's policy not to stop the meeting to read correspondence that is submitted at the meeting. Materials may be submitted to the staff for the record. No public comment regarding items not on the agenda was received. Prior to the opening of the Public Hearing Items, Chair Foster asked members of the audience to silence any pagers or cell phones during the meeting. He then inquired if there was any written or oral communications regarding items not on the agenda. Chair Foster explained that the ADRB is a Board created by and members appointed by the City Council. The five member board is comprised of Hillsborough residents who volunteer their time to serve the community and insure projects are consistent with the Town s Residential Design Guidelines. Members of the Board have experience in design or construction and include one community member at large with a purpose to promote good design in order to maintain and enhance the environmental qualities, historic character and the high quality of aesthetic values that make the Town unique and a desirable place to live. DROUGHT: Chair Foster announced that the Town of Hillsborough and the Board would like to commend residents who have been conserving water since the drought began and noted that although State mandated water restrictions have been lifted and water conservation has been made voluntary, new landscaping projects are still subject to compliance with the Town s Water Efficiency in Landscaping Ordinance. He added that the 1

2 Town of Hillsborough encourages each property owner or representative to continue conservation efforts to prepare for potential future drought conditions and water conservation. APPEALS Chair Foster announced and explained the appeals process to members of the public, which allows any decision of the ADRB to be appealed to the City Council within fifteen days of the ADRB decision. He added that all appeals must be filed with the City Clerk. PUBLIC HEARING ITEMS Chair Foster explained that any member of the public may comment on a public hearing item on the agenda. He asked any member interested in speaking to complete a green speaker card and hand this completed card to one of the staff members at the front table. He then explained the consent calendar and noted that any Boardmember, Staff or member of the public could request an item be removed from the consent calendar for discussion or the consent calendar could be approved in one motion to expedite the meeting. Consent Items Additions/Remodels Hayne Road - Lo (Nyhus Design Group) Request for design review of a first and second floor addition of approximately 477 square feet to an existing, two story residence, for a total proposed floor area of 3,671 square feet (16.6% Floor Area Ratio) on a 22,143 square foot lot. The addition will match the existing colors and materials. Regular Items: A motion (Mezhvinsky / Ryan) to approve consent calendar item #1, subject to the Standard Conditions of Approval and the conditions listed in the Staff Memorandum, passed 4:0. Additions/Remodels New Place - Wu (Stewart Associates) Request for design review of changes to a previously approved first and second floor addition of approximately 4,746 square feet to, an existing multi-level Mediterranean style residence, for a total floor area of 16,338 square feet (13.2% floor area ratio) on a 123,373 square foot lot. The applicant is proposing to revise the approved maximum roof height of this addition from 24-feet 6-inches to 28-feet in height. The height increase would not impact the approved floor area. (Received approvals at the January 21, 2014 ADRB meeting and at the March 10, 2014 City Council Meeting) John Stewart, project architect, made a brief presentation to the ADRB. Samuel Ginn, neighbor at 160 New Place) spoke in support of the project. He noted that his concern was the view easement which is provided for his property, but confirmed that the view easement is not being impacted by the project. Boardmember Mezhvinsky stated that it is a good idea to raise the ceiling heights as long as it doesn t impact neighboring views. Alternate Boardmember Egan noted that the only way to access bedrooms 4, 5, 6 and 7 is through the master bathroom or by going outside and up the stairs. John Stewart stated that they can work with staff at an administrative level on any interior changes to access to these bedrooms. 2

3 Boardmember Winges stated that the Board has seen this project before and noted that the garage and bedroom wing is not very visible. Boardmember Ryan stated that the height increase makes the building more massive, but that the change will not be visible from the street. Boardmember Mezhvinsky expressed support for the project, noting that the changes are minor. Alternate Boardmember Egan expressed support for removal of the divided lites, noting that this added to the consistency of the design. Chair Foster stated that you cannot see the project from the street and the increase in ceiling height will be an improvement for the homeowners. A motion (Winges / Ryan) to approve design review of changes to a previously approved first and second floor addition of approximately 4,746 square feet to, an existing multi-level Mediterranean style residence, for a total floor area of 16,338 square feet (13.2% floor area ratio) on a 123,373 square foot lot. The proposal to revise the approved maximum roof height of this addition from 24-feet 6-inches to 28-feet in height, passed 4:0 based on the project s consistency with the Residential Design Guidelines, as discussed, and subject to the Standard Conditions of Approval Hillsborough Blvd. - Gray/Koppl (Andrew Skurman Architects / Johnathan Plant & Associates, Inc.) Request for design review of a first and second floor addition, demolition of an existing detached garage and construction of a new attached garage with a second unit above for a net new floor area of approximately 2,664 square feet and a total proposed floor area of approximately 11,791 square feet (13.1% Floor Area Ratio) on a 89,823 square foot lot. The proposed addition would match the existing house. The project would include repaving the secondary driveway for access to the new garage, a new vehicle gate and a new fence along the north side property line. (Received preliminary review at the September 06, 2016 ADRB meeting) Andrew Skurman, project architect, made a brief presentation to the ADRB and highlighted the revisions to the south façade of the garage. Johnathan Plant, landscape architect, addressed the ADRB about the 30 oak tree that is proposed for removal. He noted that they are proposing two new oak trees to mitigate the loss of the existing oak tree and that the neighbor to the north is supportive of the removal of the tree as noted in the that was submitted to the Board. Boardmember Mezhvinsky thanked the applicants for the quality plans and expressed support for the revisions to the south façade of the garage. He noted that the tree removal is unfortunate, but the mitigations are acceptable. Boardmember Ryan noted that the addition is a positive enhancement to the existing home. Boardmember Winges complimented the property and expressed support for the link between the addition to the existing house and the new garage, adding that the revisions to the south façade of the garage responded to their comments during the preliminary review. Alternate Boardmember Egan noted that the roof at the chimney over the family room doesn t follow the other rooflines. Andrew Skurman responded that due to setback limitations, they had to alter the roofline. Chair Foster stated that the project is architecturally consistent and uses high quality materials, 3

4 adding that he fully supports the project. A motion (Winges / Mezhvinsky) to approve design review of changes to a first and second floor addition, demolition of an existing detached garage, construction of a new attached garage with a second unit above for a net new floor area of approximately 2,664 square feet and a total proposed floor area of approximately 11,791 square feet (13.1% Floor Area Ratio) on a 89,823 square foot lot, passed 4:0 based on the project s consistency with the Residential Design Guidelines, as discussed, and subject to the Standard Conditions of Approval Manor Drive - Lo (Bexton Associates) Request for design review of a first floor addition of approximately 890 square feet and second floor addition of approximately 1,304 square feet to an existing, two story residence, for a total proposed floor area of 7,699 square feet (20.6% Floor Area Ratio) on a 37,262 square foot lot. The proposal includes a change in the architectural style to Italian Renaissance. (Received preliminary review at the June 06, 2016 ADRB meeting) William Bexton, project architect, made a brief presentation to the ADRB, displayed a rendering of the project, and passed around a physical sample of the slate roofing material. He stated that after the preliminary review, the neighbor, Barbara Bissell, hosted a neighbor meeting to offer feedback. He noted that the revisions that have been made include bringing the entry down in height, changed roof tiles to slate from clay tile, removed dormer vents, and added five poplar trees along the front property line. He noted that the neighbor to the rear submitted a letter expressing concerns about privacy impacts and that they are happy to add additional landscape screening along the rear fence. Boardmember Winges disclosed that he was the architect for an addition to, La Dolphine, the property across the street, but that his relationship to the property will not affect his ability to be fair and impartial. Melodie Rubin, neighbor at 1763 Forest View Ave., stated that she would like to be involved in the discussion about landscape screening before anything is approved. She noted that, the ivy is not as tall at the south side of the rear fence as represented on the plans and that she would prefer fewer windows on the second story addition, but is happy to work with the applicants on additional screening. William Bexton stated that they are considering installing Italian cypress trees, or a similar species that would be narrow, but grow tall, quickly. He added that he will gladly work with Ms. Rubin on the placement of the trees and look for trees that will be at a fairly mature height upon planting. Boardmember Ryan thanked the applicant for providing inspiration images. She noted the high quality of the materials and that revised architecture is more consistent, simple, and elegant, but added that the design of the garage doors could be more consistent with the rest of the design. Boardmember Winges complimented the property and noted that the change in height is minimal, that the slate roof and new detailing is more consistent with the Italian Renaissance architectural style and Residential Design Guidelines, that the design is consistent on all sides, and that the revisions are responsive to the direction given at the Preliminary Review. He added that the applicant should work with staff and the neighbor to add landscape screening at the rear. Boardmember Mezhvinsky stated that he wasn t present for the Preliminary Review, but that the project appears to be a positive enhancement of the existing home. He noted that the entry roof seemed excessively large in the elevations, but seems more in scale as shown on the rendering. He added that the front landscaping should be protected during construction and repaired/replaced if any is damaged as a result of the work. 4

5 Alternate Boardmember Egan noted that the kitchen will be very dark because all windows are located underneath the porch. Chair Foster noted that the project is only a 20% rebuild and that the massing of the addition is appropriate. He added that he appreciates the applicant working with the neighbors. A motion (Mezhvinsky / Winges) to approve design review of a first floor addition of approximately 890 square feet and second floor addition of approximately 1,304 square feet to an existing, two story residence, for a total proposed floor area of 7,699 square feet (20.6% Floor Area Ratio) on a 37,262 square foot lot and a change in the architectural style to Italian Renaissance, passed 4:0 based on the project s consistency with the Residential Design Guidelines, as discussed, and subject to the Standard Conditions of Approval. PRELIMINARY REVIEW (Not public hearing items; Board comments only.) New Houses Via Delizia Chong/Elrod (John Lum Architecture / Outer Space Landscape Architecture) Request for preliminary design review of a first floor addition of approximately 191 square feet and a new second floor addition of approximately 2,139 square feet to an existing, one-story residence, for a total proposed floor area of 5,605 square feet (17% Floor Area Ratio) on a 32,966 square foot lot. The project is considered a teardown of the existing residence, as more than 50% of the existing exterior walls will be altered/removed. The proposal includes a change in the architectural style from Ranch to Modern and a full landscape plan. John Lum, project architect, provided a brief overview of the project to the ADRB. Boardmember Mezhvinsky expressed support for the indoor/outdoor living provided by the new design. He added that the massing of the white stucco wall and upper left corner of the garage could be revised. Boardmember Ryan noted that the design proposes high quality materials and is architecturally consistent with the modern style of architecture, adding that the unique rectangular windows above the garage and nice mix of materials. Boardmember Winges noted that this is a nice redesign of the existing house, adding that the height increase and massing will offer more presence to the end of the cul-de-sac. He stated tha the project proposes a creative and consistently modern color and material palette and balance of textures. He added that he isn t concerned about the massing of the white stucco wall, but would like to know what is happening on the north side of the site, as it s not addressed on the site plan or landscape plan. Alternate Boardmember Egan stated that the project is very nice, the design is well done. Chair Foster stated that he agrees with Boardmember Winges comments and expressed support for the project. He noted that the height of the second story seems appropriate and that the front yard landscaping will enhance the lot Forest View Avenue - Yarmolinsky (Hunt Hale Jones Architects) Request for preliminary design review of a new two-story, French Manor style residence of approximately 4,320 square feet (24.9% Floor Area Ratio) on a 17,293 square foot lot. The proposal includes the demolition of the existing house and a full landscape plan. 5

6 Dan Hale, project architect, provided a brief overview of the project to the ADRB. He noted that they plan to retain the large redwood tree in the front yard, but they would like to remove the large pine tree in the backyard as the arborist deemed it be in poor health. Chair Foster thanked the applicant for reaching out to the neighbors early. Boardmember Winges stated that the siting of the house is well-sited, but noted that it is a very large house on a fairly small lot. He expressed support for the removal of the circular driveway. He noted that the proposed height seems tall and that reducing the ceiling plate heights, could bring the scale down and reduce the sense of mass. He added that the belly band should be thicker and that opening up the roof or reducing the size of the California room could help to minimize the sense of bulk on the site. Boardmember Mezhvinsky disclosed that the homeowner is a family friend, but that the relationship will not affect his ability to be fair and impartial in his review. He stated that he is glad to see the revised hand-drawn elevation provided by the applicant, as it addressed most of his concerns about massing and the scale of the second story. He expressed support for the enhanced window trim and stepping in the second floor. He noted that due to the high FAR, the materials must be very high quality. Boardmember Ryan thanked the applicant for providing the inspiration images. She noted that the proposed house is very large for the lot and expressed support for the changes in massing and texture shown in the revised hand-drawn sketch that was submitted. She suggested that metal balustrades would appear much lighter than the ones proposed and noted that the pool, spa, firepit, and outdoor kitchen are all within the rear and side setbacks and will require neighbor sign-off. She added that story poles will be very important and noted the reduced ceiling heights should be considered. Chair Foster stated that the proposed house is very large for the lot and noted that the revised sketch is much improved. He expressed support for reduced plate heights to bring the overall height down and noted that landscape screening and story poles will be very important. DISCUSSION ITEM(S) 7. Presentation by the Hillsborough Beautification Foundation (HBF) Maryellie Johnson, project chair of the tree committee, presented to the ADRB regarding street trees. She showed several before and after photos of HBF projects throughout Hillsborough and discussed options for encouraging street trees within parking strips and along street frontages when evaluating new homes. John Mullins, interim Assistant City Manager, noted reduced encroachment permit fees to encourage street tree projects ADRB Draft Calendar Review Chair Foster requested that this item get added to the agenda for the November meeting to allow the ADRB time to review the proposed dates. ADJOURNMENT 5:30 PM 6